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TOWN PLANNING BOARD Minutes Of TOWN PLANNING BOARD Minutes of 612th Meeting of the Metro Planning Committee held at 9:00 a.m. on 21.9.2018 Present Director of Planning Chairman Mr Raymond K.W. Lee Mr Lincoln L.H. Huang Vice-chairman Mr Stephen H.B. Yau Dr Lawrence W.C. Poon Mr Thomas O.S. Ho Mr Alex T.H. Lai Professor T.S. Liu Ms Sandy H.Y. Wong Mr Franklin Yu Mr Daniel K.S. Lau Ms Lilian S.K. Law Professor John C.Y. Ng Professor Jonathan W.C. Wong - 2 - Assistant Commissioner for Transport (Urban), Transport Department Mr Eddie S.K. Leung Chief Engineer (Works), Home Affairs Department Mr Martin W.C. Kwan Principal Environmental Protection Officer (Metro Assessment), Environmental Protection Department Mr Tony W.H. Cheung Assistant Director (Regional 1), Lands Department Mr Simon S.W. Wang Deputy Director of Planning/District Secretary Ms Jacinta K.C. Woo Absent with Apologies Mr Sunny L.K. Ho Dr Frankie W.C. Yeung Mr Wilson Y.W. Fung Mr Stanley T.S. Choi In Attendance Assistant Director of Planning/Board Miss Fiona S.Y. Lung Chief Town Planner/Town Planning Board Mr Kepler S.Y. Yuen Town Planner/Town Planning Board Mr Harris K.C. Liu - 3 - Agenda Item 1 Confirmation of the Draft Minutes of the 611th MPC Meeting held on 7.9.2018 [Open Meeting] 1. The Secretary reported that subsequent to the circulation of the draft minutes of 611th MPC meeting to Members, the following proposed amendments to paragraph 35 were received : “35 Mr David C.V. Ngu, Chief Traffic Engineer/Kowloon, supplemented that apart from the above justifications provided by the applicant, the application site was easily accessible to MTR station applicant’s proposal included a connection with the existing subway leading to the nearby MTR station which was within walking distance and therefore the C for T had no objection to the nil provision of carparking spaces the application.” 2. The Committee agreed that the draft minutes of the 611th MPC meeting held on 7.9.2018 were confirmed subject to the above amendments. Agenda Item 2 Matters Arising [Open Meeting] (i) Amendment to Confirmed Minutes of 610th MPC meeting held on 17.8.2018 3. The Secretary reported that an editorial error was found in paragraph 53(b) of the confirmed minutes of the 610th MPC meeting, which should be revised to read as follows: “(b) a proposed development at the “Comprehensive Development Area” (“CDA”) zone to the east of the site had been approved and it would have a total population of about 2,000 flats……” 4. The Committee agreed that the confirmed minutes of the 610th MPC meeting held on 17.8.2018 should be revised to incorporate the above amendment, and the revised minutes would be uploaded to the Town Planning Board website and be sent to the applicant - 4 - accordingly. Tsuen Wan and West Kowloon District Agenda Item 3 Section 12A Application [Open Meeting] Y/KC/14 Application for Amendment to the Draft Kwai Chung Outline Zoning Plan No. S/KC/29, To Rezone the Application Site from “Industrial” to “Other Specified Uses” annotated “Columbarium (2)”, Kwai Chung Town Lot 383, 19-21 Wing Kin Road, Kwai Chung, New Territories (MPC Paper No. Y/KC/14A) 5. The Secretary reported that the application involved a proposed columbarium. The following Members had declared interests on the item: Mr Lincoln L.H. Huang ] being Members of the Private Columbaria Appeal (Vice-chairman) ] Board. Mr Sunny L.K. Ho ] 6. The Committee noted that Mr Sunny L.K. Ho had tendered an apology for being unable to attend the meeting and the applicant had requested deferment of consideration of the application. As the interest of the Vice-chairman was indirect, the Committee agreed that he could stay in the meeting. 7. The Committee noted that the applicant’s representative requested on 6.9.2018 deferment of the consideration of the application for two months in order to allow time to prepare further information to address departmental comments. It was the second time that the applicant requested deferment of the application. Since the last deferment, the applicant had submitted a revised technical assessment and responses to departmental comments. 8. After deliberation, the Committee decided to defer a decision on the application as requested by the applicant pending the submission of further information from the - 5 - applicant. The Committee agreed that the application should be submitted for its consideration within three months from the date of receipt of further information from the applicant. If the further information submitted by the applicant was not substantial and could be processed within a shorter time, the application could be submitted to an earlier meeting for the Committee’s consideration. The Committee also agreed to advise the applicant that two months were allowed for preparation of the submission of further information. Since it was the second deferment and a total of four months had been allowed for the preparation of the submission of further information, no further deferment would be granted unless under very special circumstances. [Ms. Katy C.W. Fung, Senior Town Planner/Tsuen Wan and West Kowloon (STP/TWK) was invited to the meeting at this point.] Agenda Item 4 Section 16 Application [Open Meeting (Presentation and Question Sessions Only)] A/K5/782 Proposed Shop and Services, Eating Place, Office and School (Cookery-related) in “Residential (Group A) 7” Zone, 58 Castle Peak Road, Sham Shui Po, Kowloon (MPC Paper No. A/K5/782C) 9. The Secretary reported that the application was submitted by The Garden Company Limited (The Garden). Kenneth To & Associates Limited (KTA) was one of the consultants of the applicant. The following Members had declared interests on the item: Mr Alex T.H. Lai - his firm having current business dealings with The Garden; and Mr Daniel K.S. Lau - his firm having current business dealings with KTA. 10. Since Mr Alex T.H. Lai and Mr Daniel K.S. Lau had no involvement in the application, the Committee agreed that they could stay in the meeting. - 6 - Presentation and Question Sessions 11. With the aid of a PowerPoint presentation, Ms. Katy C.W. Fung, STP/TWK, presented the application and covered the following aspects as detailed in the Paper : (a) background to the application; (b) the proposed shop and services, eating place, office and school (cookery-related); (c) departmental comments – departmental comments were set out in paragraph 10 of the Paper. Concerned departments had no objection to or no adverse comment on the application. The District Officer (Sham Shui Po) (DO(SSP)) advised that the Sham Shui Po District Council (SSPDC) discussed the application at its meeting held on 5.9.2017. SSPDC members considered the existing building was a historical landmark of the district as well as the collective memory of the local residents, and expressed concerns on the traffic impact arising from the proposed development; (d) during the first three weeks of the statutory publication periods, a total of 390 public comments were received from the Central and Western Concern Group, The Conservancy Association, Designing Hong Kong Limited, two SSPDC members and individuals. All comments raised objection to and/or concerns on the application, except one comment indicated no view. Major views were set out in paragraph 11 of the Paper; and (e) the Planning Department (PlanD)’s views – PlanD had no objection to the application based on the assessments set out in paragraph 12 of the Paper. The proposed development located at a corner site of a residential cluster and in an area mixed with Government, Institution and Community (GIC) facilities and commercial developments was not incompatible with the surrounding land uses. Although it was not in line with the planning - 7 - intention of the “Residential (Group A)7” (“R(A)7”) zone, the application warranted special consideration as the site had all along been occupied by The Garden for non-domestic use since 1960, and the proposed development could allow most of the key existing uses and activities of The Garden to be continued at the site. Besides, the site was the subject of two planning applications for similar commercial/office development approved by the Committee in 1995. Having considered the special circumstances of the unique history of the site, approval of the application would not set an undesirable precedent for similar applications. Also, the application complied with the Town Planning Board Guidelines No. 5 in that the site was easily accessible and well served by public transport, and concerned departments, including the Buildings Department and the Transport Department, had no objection to or no adverse comment on the application. Since the existing building had been accorded with Grade 2 historic building status, the applicant proposed a preservation-cum-development approach to incorporate the clock, two “bakery chef” logos as well as the concept of large white characters “Garden” with the red band on the new building façade. A display corner of local products and photo records of The Garden bakery history would also be provided in the new building. Both the Commissioner for Heritage’s Office (CHO) and the Antiquities and Monuments Office (AMO) had no objection to the application and recommended to impose an approval condition requiring the preservation and incorporation of the said elements in the design of the new building, if the application was approved. Regarding the adverse public comments, comments of concerned departments and the planning assessments above were relevant. 12. Some Members raised the following questions: Conservation
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